I did a good inspection of my new apartment, signed the lease, moved in...but as soon as I moved in, problems cropped up left and right. I got a few bugs here and there, appliances started breaking, and so on. How can I hold my landlord accountable for these things that looked good during tours, but fell apart after normal use?

Sincerely,
Frustrated Tenant

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Dear Frustrated Tenant,
That's a bummer! There are a lot of things you can turn up in routine inspections of an apartment or home before you move in, but you're right—some things won't become obvious until someone's regularly living in a space, even for a few days. You won't see the bugs that come out at night if you only tour in the daytime, and you won't know if that shiny washer/dryer really works well until you've moved in and tried to run a full load. Thankfully, not all is lost! Here are some ways to approach your landlord with the issues so they'll actually help, and some avenues to explore if they don't.

Start by Asking: Most Landlords Will Work WIth You

It sounds like you've just moved in, so first, don't assume your landlord will give you trouble for the things you find. Sometimes all you need to do is ask nicely and your landlord will work with you—after all, it's in their best interest to keep you in the place, happy, and paying rent, not to mention keep their property value up. Besides, landlords and management companies know things will turn up when a new tenant moves in. Photo by Kzenon (Shutterstock).

If you didn't get an inspection or move-in checklist, ask for one or create one yourself. This way you can document the condition of everything in your unit. The last thing you want is to eventually move out and be held accountable for appliances that were broken when you moved in. Once you've filled out your checklist, get in touch with your landlord and let them know what you've found. Go over the list, give them a copy, and ask for a timetable for getting the issues fixed. In most cases, they'll be up front with you about what they can and can't do and when. In the worst case, you've documented everything and made your case, which is the first step for any later action.

Read Your Lease Closely and Document Everything

Look over your lease to see where you have some leverage. Most have some language for the condition of the unit when it's turned over to you. Terms like "in working order" and "reasonably clean and sanitary" usually appear, and if not in the lease proper, it's required in supporting paperwork from your state or locale. Make sure you read your lease closely to see what rights you're afforded, document everything with notes, photos, even video if you have to, and base your communications on the evidence you have and the language in the lease.

For example, an apartment I lived in several years ago had a roach problem I was promised would be dealt with before I moved in. It wasn't—not by any means—and after about four months of misery, I broke the lease, citing the clause in my lease that the property management had committed to providing "a unit in safe and sanitary condition that provides protection from the elements, harm, and pests." Suffice to say I didn't have to pay a lease breakage fee when I moved out. You might be surprised what rights your lease gives you.

Know Your Rights: Research Landlord-Tenant Laws

Landlord-tenant laws and regulations vary from place to place, but almost every jurisdiction has some ordinances that oversee how disputes between property owners and their tenants are handled. Here are some resources that can help you research them:

The Landlord Protection Agency has another list that includes many places in Canada and the UK, although their links are a little outdated.

Hit Google. If you're looking for a specific state, your best bet is to exercise your Google-fu and search for your state or region's name along with "landlord tenant laws" or "renter's rights." More often than not, you'll find official resources from your local government that have the most up-to-date information, and a government office to contact for more information.

Don't forget your local library! Reference librarian can be a huge help with digging up relevant information here.

If you're having difficulty with your landlord or management company, and taking the high road or addressing your lease isn't getting you anywhere, researching your rights is the best way to find out what your rights are. Those rights may be all you need to get your landlord's attention, or there may be a local government agency to turn to for help. Worst case, many jurisdictions have a special landlord/tenant "court" that will hear your complaint.

Many renters assume that if the landlord isn't willing to do something, they can immediately withhold rent, but that's not necessarily true. Make sure what you do doesn't get you evicted instead of get the problem solved.

Avoid Trouble Next Time

If your landlord agrees to fix your problems, you're all set! Give them an opportunity to do it, and if it doesn't get done—or doesn't get done properly—then you can start moving up the chain or to your next option. In the worst case, if you have to break lease and find a new home or take your landlord to court, following these steps will make sure your case is well documented and you have all of the evidence you need to avoid unnecessary fees or penalties. Photo by Charleston's TheDigitel.